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3025 Mchenry Ave, Modesto, CA 95350
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Property summary
AI-generated overview
This exceptional retail opportunity in Modesto, CA, presents three available spaces within the Northgate Village shopping center at 3025 McHenry Ave, situated on a 2.41-acre lot. Built in 1978, the property offers a variety of sizes, ranging from approximately 1,530 square feet to 2,155 square feet, with a minimum divisible space of 2,580 square feet. Currently, 2,580 square feet are vacant. Suite M (approx. 1,530 sq ft) is suitable for office or retail use. Suite G (approx. 1,800 sq ft) is ideal for retail. Suite U (approx. 2,155 sq ft) offers a unique combination of warehouse, storage, and office space. The property is conveniently located near the cross street of Rumble Road and boasts a desirable location in Modesto, CA, zip code 95350. The asking rent is $1.25 per square foot per month, NNN (Net, Net, Net), with specific pricing for Suite U available upon request. This property presents a fantastic chance to establish or expand your business in a thriving Modesto location. Please note that Suite G is currently occupied, and tenants should not be disturbed. Contact us today to learn more about this exciting opportunity.
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1978
Construction
WOOD
Total area
8,720 SF
Lot
2.41 ac (104,979 SF)
APN
055-025-013-000
UPID
US09-2007790
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Tanning Salon
-
Insurance Agency
-
Insurance Agency
-
Bakery Specialty Food Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.28M
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.73M
Owner & transaction history
3 recorded transactions
Zoning & alternative use
Top alternative use upside
Medical building
$2.8M
+42.5%
Commercial (general)
$2.7M
+34.1%
Apartment house (5+ units)
$2.6M
+27.9%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.73M
Value range
$1.55M – $1.90M
±10% around blend
Estimated value / SF
$198 / SF
Confidence
Property data
75
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$1.55M
blend $1.73M
$1.90M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,720 SF
Lot area
2.41 ac
Year built
1978
APN
055-025-013-000
Assessed value
$3,398,198
Annual tax
$37,613
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.28M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.47M
@ 6.5% CAP return
$2.28M
@ 7% CAP return
$2.12M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$37,613
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.07M
Range $288k – $1.07M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.73M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 32 sales
$229
-13%
County 63 sales
$268
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $198/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+42%
vs current-use indication
Commercial (general)
Apartment House (5+ Units)
Industrial (general)
Neighborhood: Shopping Center · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$293k
Move the market yield to see immediate price impact.
Value / SF
$34
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$18k
$370k
$264k
$205k
$21k
$411k
$293k
$228k
$23k
$452k
$323k
$251k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$37,613
Tax year 2024
Assessed value
$3,398,198
Assessed 2024
Previous assessed
$3,398,198
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$438,665
Assessed improvement
$2,959,533
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
1978
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Total area
8,720 SF
Lot
2.41 ac (104,979 SF)
APN
055-025-013-000
UPID
US09-2007790
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1978
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
2
Lot
2.41 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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